almaden valley

Almaden Valley in San Jose is comprised of many neighborhoods and subdivisions. One of them, close to the border with Los Gatos and Cambrian Park, is particularly popular: the Oak Canyon neighborhood.

There are many reasons for its draw among Silicon Valley home buyers: the houses were well built by Shea Homes in about 1980, so they are relatively newer by Silicon Valley standards. They’re larger homes on comfortable lots, often 8000 sf or so but some as small as 6500 sf and others larger than a quarter acre in the Oak Canyon corner of Almaden.

Most of the homes boast a 3 car garage, which is a big help with storage of stuff, if not storage of cars. The roads gently turn, which makes a more pleasing look. It’s a very “conforming” neighborhood where everyone keeps up the homes and yards. Much of Almaden is viewed by consumers as somewhat remote, but this section, near the mouth of Almaden, is not too deep into the valley and is a better commute location for most. One of the largest pulls for the area, though, is the nearby elementary school, Guadalupe School, which has API scores in the 900s.

Oak Canyon Drive, San Jose, CA 95120 - a neighborhood in the Almaden Valley Oak Canyon Dr in San Jose Oak Canyon neighborhood home Oak Canyon street Oak Canyon 2 story house Oak Canyon home with 3 car garage Oak Canyon street along the Guadalupe Creek This floor plan in Oak Canyon boasts a master bedroom suite with balcony.  Many of these properties face the hills. An Oak Canyon house with a welcoming front porch.

Where is the Oak Canyon neighborhood in Almaden Valley, San Jose?

Oak Canyon is found near the intersection of Camden Avenue and Coleman Road in San Jose but is bordered by Coleman on one side and the Guadalue Creek on the other sides. (The far side of the Guadalupe Creek at this point is Cambrian Park.)

oak-canyon-map

And to provide some bearings, here’s a map of the Almaden Valley district of San Jose generally:

almaden-valley-map
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Sketch of houseIt can be really challenging for people moving to Silicon Valley to get a sense of real estate prices, and perhaps more, to compare housing costs from one town or district to another.

One question I get a lot is this: what does it cost to buy a 4 bedroom, 2 bath house of about 2000 square feet?

So to answer this question, let’s see what houses like this are selling for (4 bed, 2 bath, appx 2000 SF or 185 square meters) and see how the cost looks in one Santa Clara Count y / Silicon Valley area versus another.

Today I compared several areas and cities using this criteria: single family homes of 1800 – 2200 SF, 3-5 bedrooms, 2-3 bathrooms, on lot sizes of 6000 SF to 10,000 SF. Normally I would chart this over the last 2 months, or 60 days, but because of the low inventory causing the sellers market I have expanded the search to the last 4 months, or 120 days, for a better range. As of this writing, Los Altos only had one sale over the last 120 days, so data for that segment spans from 0 to 180 days back, or 6 months, and in that half a year we have merely 3 sold.

Here’s how it shakes out in the “west valley areas” along the Highway 85 corridor, most of which are known to have good to great public schools. What areas are most affordable? One way of analyzing this is the “price per square foot” figure. Whenever I update the chart, I re-arrange the order of the cities from high to low based on the price per square foot, although there’s usually minimal movement.

Below are my results from the same search back in September 18, 2015. By comparisson, you can tell that Santa Clara’s average Price has increased, pushing it above Almaden and Campbell.

How competitive is the market? Have a look at the DOM or “Days on Market” figure. All of these days on market are short, but they range from low to heart-skippingly fast.

In most cases, the priciest and most desirable places have either the best schools or shortest commute location or both (Palo Alto and Cupertino have both). Had I ranked these for school scores, you’d find that Cambrian is fairly high up and a good “bang for the buck” location – though not a super short commute for folks who work in Mountain View (though not so bad for people working in Cupertino).  Almaden, too, offers a good value for the quality of the schools, homes, and neighborhoods, though the commute is longer. None of these is especially close to North San Jose (where a major employer is Cisco).

It should also be noted that in some of the smaller communities with less on the market these numbers may not be as stable as others with more data – for instance, Saratoga only had four homes sold matching this criteria within the 120 days of collected data, and therefore may not be as accurate as others, such as the Blossom Valley area of San Jose with the most data at 35 homes sold. For these smaller communities with less data, it is beneficial to look at them more closely – Saratoga, for instance, has 3 different high school districts which have an impact the real estate prices.  This chart is really just a snapshot to give a general sense of the relative affordability of these markets to one another. Continue reading

The Santa Clara County real estate statistics for Single Family Homes

 Read the full report for houses and duet homes in Santa Clara County here 

(NEW! You can also access the stats for San Mateo and Santa Cruz Counties from here!)

Prices are up month over month and year over year after some slight cooling earlier this month. Inventory is up from a year ago but not enough to catch up with the deficit.

 

Santa Clara County Stats At A Glance for sales closed in November 2016

Year-Over-Year

  • Median home prices increased by 5.2% year-over-year to $1,010,000 from $960,500.
  • The average home sales price rose by 7.1% year-over-year to $1,297,260 from $1,211,630.
  • Home sales rose by 21.1% year-over-year to 850 from 702.
  • Active listings fell 22.1% year-over-year to 1,531 from 1,965.
  • Sales price vs. list price ratio fell by 0.9% year-over-year to 101.6% from 102.5%.
  • The average days on market rose by 9.2% year-over-year to 31 from 28.

Compared To Last Month

  • Median home prices slipped by 3.8% to $1,010,000 from $1,050,000.
  • The average home sales price rose by 1.0% to $1,297,260 from $1,283,920.
  • Home sales down by 6.2% to 850 from 906.
  • Active listings dropped 23.1% to 1,531 from 1,991.
  • Sales price vs. list price ratio dropped by 0.2% to 101.6% from 101.8%.
  • The average days on market dropped by 1.4% to 31 from 31.

 

Continue reading

wine-pouringA San Jose tradition for decades, the Almaden Valley Art & Wine Festival is a very enjoyable non-profit fundraiser that appeals to just about everyone in Silicon Valley! This year’s event runs Sept 11, 2016 from 10am – 6pm at Almaden Lake Park (located at Almaden Expressway and Coleman Road, near the base of Almaden Valley and nearly touching the Blossom Valley area of San Jose).

To get all the details, please visit the Almaden Valley Art & Wine Festival website. I hope to see you there!

  1. 3 beds, 2 full baths
    Home size: 1,420 sq ft
    Lot size: 6,446 sqft
  2. 8 beds, 7 full, 1 half baths
    Home size: 6,299 sq ft
    Lot size: 20,386 sqft
  3. 3 beds, 2 full baths
    Home size: 1,670 sq ft
    Lot size: 8,450 sqft
  4. 3 beds, 2 full baths
    Home size: 1,155 sq ft
    Lot size: 4,007 sqft
  5. 4 beds, 2 full baths
    Home size: 2,094 sq ft
    Lot size: 8,276 sqft
  6. 5 beds, 3 full, 1 half baths
    Home size: 3,480 sq ft
    Lot size: 7,840 sqft
  7. 4 beds, 3 full baths
    Home size: 3,113 sq ft
    Lot size: 8,015 sqft
  8. 3 beds, 2 full baths
    Home size: 1,868 sq ft
    Lot size: 3.10 ac
  9. 4 beds, 3 full baths
    Home size: 3,260 sq ft
    Lot size: 8,712 sqft
  10. 4 beds, 2 full baths
    Home size: 1,797 sq ft
    Lot size: 7,100 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 3/25/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Updates at bottom. For original article (May 21, 2010) begin to read below:

Mount Umunhum sits high on the Santa Cruz Mountain range, and from there enjoys spectacular views. Looking inland, you can see San Jose & most of Santa Clara County, on a clear day even as far north as San Francisco from Mt. Umunhum. Turning toward the Pacific Ocean, from Mt. Umunhum’s heights you can see Santa Cruz and Monterey on a fogless day.

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I am a full-time, second generation, award-winning & enthusiastic Los Gatos real estate agent, serving this town and the county too – a Silicon Valley Realtor. Real estate was my second career after I’d worked happily in the area of religious education (in Catholic high schools) & ministry for several years. Economics necessitated an employment change, and real estate was a natural fit as it really is a “helping profession” and I’d grown up with it. I like to joke that my first words were “raised foundation”.

An area native, I was raised in Santa Clara and Saratoga, graduating from Saratoga High in 1977. As an adult I lived in several parts of the valley, including 10 years in Cambrian Park, and since 1999, in Los Gatos. Over the years I’ve also spent extensive time in Campbell, Almaden, and many parts of the West Valley.

I hold a Bachelor of Arts from Gonzaga University in Spokane (a Catholic university run by Jesuits – in Religious Studies, 1981) and thanks to my parents’ generosity, was able to enjoy a fabulous Junior year abroad at Gonzaga-in-Florence, Italy (1979-1980), which cemented my love of travel and all things Italian. (With some refreshing, I can still manage a simple conversation in Italian – which is fun!) After some teaching, I earned a Master of Arts (in Systematic Theology, 1986) from The Graduate Theological Union/Jesuit School of Theology at Berkeley.

Afterwards I returned to teaching religion in Catholic high schools, a very rewarding career, for a few years, until our children came onto the scene. I did a lot of related volunteer work too, with my favorite being as a volunteer chaplain at Good Samaritan Hospital in the early 90’s. Additionally, I worked in the Rainbows Program at our parish, St. Mary of the Immaculate Conception in Los Gatos. Rainbows is a peer-to-peer ministry/support group for kids suffering from any major loss, such as the death of a parent or divorce.

My husband, Jim Handy, analyzes the semiconductor market. He grew up in many places due to his father’s line of work and speaks French and he too loves to travel; eons ago we honeymooned in Tahiti on Bora Bora where he got to practice his language skills (between their Polynesian French and his Belgian-Swiss-American accent it got interesting at times). We have been very happily married since 1985. Jim was a Parks Commission volunteer in the Town of Los Gatos for years, and even now, long after he’s left, he has his ear to the ground on that topic – I get a lot of interesting information about the town’s doings from him!

 

Our two children, Brian & Clair, are now twentysomethings. Real estate is inescapable for them, as it had been for me, and when Clair was in second grade she said, “uh oh Mommy, we have termites!” and had correctly spotted the telltale drywood termite pellets on our hardwood floor; I suspect she was the only second grader with the ability to correctly identify termite activity. So, real estate is a little contagious!

 

Like their parents, they love to travel and together we’ve been in much of the US, plus parts of Mexico, England, France, Switzerland, Italy, and Japan. Brian is now a grad student at USC in Los Angeles, having graduated from four happy years Loyola Marymount University in LA and prior to that, at Bellarmine College Preparatory in San Jose. Clair is currently assisting me in real estate, also graduated from LMU in LA and enjoyed four happy years at Notre Dame High School in downtown San Jose.

 

I hail from a large and loving extended family and it’s a very tight-knit group. In my free time, I enjoy keeping in touch with them and with many old friends (who feel like family) – and actually many friends and relatives become my clients, just as my clients often become my friends. In recent years, that’s meant a lot of time with older family members- something possible with a real estate career.

 

I try to put a priority on family visits and reunions. (And I have spent a lot of time at relatives’ retirement homes so earned my designation as a Seniors Real Estate Specialist). My siblings & many other relatives come here to visit often and I’m happy that usually they stay at my house. As one cousin said, “sometimes it’s as if you have a revolving door at the front of your house: just the way you like it!”
Mary Pope-Handy
408 204-7673
mary (at) popehandy.com
Realtor, ABR, CIPS, CRS, SRES
Sereno Group, Los Gatos
Serving Santa Clara County: Los Gatos, Monte Sereno, Saratoga, Campbell, and San Jose (Almaden Valley, Cambrian Park, Willow Glen) and nearby
California Department of Real Estate license # 01153805

 

Hobbies

Hobbies include enjoying walks in the neighborhood, Belgatos Park, and throughout the San Francisco Bay area – usually with camera in hand and blogging ideas being created! I love to write, hence the huge number of blogs, and wonder if someday I might write a novel. Photography, live music, and travel are all top hobbies too. I often enjoy the Almaden Music in the Park or any of the Los Gatos musical events. In 2016, I was over the moon to hear Andrea Bocelli perform at the SAP center in San Jose.

Often I have clients who are interested in purchasing a 4 bedroom, 2 bath home in a good school district in Silicon Valley, particularly in the South Bay and West Valley areas.    Tonight I did a study on the MLS of homes that have sold and closed escrow in the last 4 months with these characteristics:

  • single family home (house)
  • 4 bedrooms
  • 2 bathrooms
  • 1800 to 2200 square feet of living space
  • 6000 to 10,000 sf lot

Disclaimers aside, here are the numbers for select West Valley Communities in the West/South Bay area with good schools. The first number is the average sales price per square foot, the second number is the average sales price:

Capture

And a look at the chart from all the way back in 2011. What’s changed? A lot! The order has shifted some, showing where demand has increased or decreased. Most noticeably, the prices are significantly lower in 2011 than they are now.

The home prices tend to run with the school district API scores.  You can check the 2013, three year average, API scores in Santa Clara County for both the districts and the individual schools online here.         Continue reading

San Jose is the largest city in Santa Clara County (or Silicon Valley) with about one million residents. The districts or areas within San Jose vary tremendously in many ways, including their respective real estate markets.

Today we’ll have a comparative look at the median list prices in the housing market in three areas & zip codes of San Jose: Almaden Valley (95120), Cambrian Park (95124) and Willow Glen (95125).  First, how these three areas line up against each other and against San Jose as a whole in terms of the median list prices of homes for sale in the last year.

Please note: the charts below are “live” html and the commentary is appropriate as of today, Nov. 23, 2015  The charts will continue to change and be updated,though, so it’s possible that a year from now the commentary may seem disjointed.  Now you’ll know why!

First, a glance at Almaden, Willow Glen, Cambrian and San Jose genererally.

Real Estate Market Chart by Altos Research www.altosresearch.com

Almaden prces took a little dip in mid to late summer, and so did Willow Glen 95125.  Cambrian 95124, though, has been very strong (as I can attest from working with buyers and sellers there recently). San Jose as a whole is close to flat.

 

San Jose as a whole, by price quartile is next. It is pretty level generally at this time.

Real Estate Market Chart by Altos Research www.altosresearch.com

 

Next, let’s focus on the Almaden Valley area of town by price quartile also:

Real Estate Market Chart by Altos Research www.altosresearch.com

As we might expect, the least volatile pricing is in the most affordable homes.

Next, Cambrian Park…
Continue reading

Glencrest Patios neighborhood in San Jose's Almaden Valley 95120The popular Glencrest neighborhood in Almaden is located at the end of Serenity Way near Glenview Park and Cathedral Park in the Williams area, and it is shaped like a pentagram (a five sided object) so is easy to spot on the map. There is a shared pool. The outside ring of homes are single family houses on large, normal lots of about 10,000 to 13,000 square feet (on Valley Quail Circle, Hollow Lake). The more modest patio or zero lot line properties are found on the inside streets and have about 6,000 SF lots – the streets are Quail Creek Circle, Mountain Quail Circle, and Quail Cove Way. These houses were built by Shapell, a company which is known for a very high quality. Most were built in 1987 or 1988.
The big draws for these homes are as follows:

  • The best Almaden schools are close by: Williams, Bret Harte and Leland
  • Shappell is a highly regarded builder, perhaps the most valued in Santa Clara County
  • The Glencrest area homes, whether regular houses or patio homes, are fairly young by local standards

Because the patio homes are smaller, they are more affordable. Many people consider them entry level houses for Williams Elementary School. For this reason, real estate sales in the Glencrest area often command surprisingly high prices given that structures are built on one of the property lines and that there are no windows on that side of the home.

Real estate listings and homes for sale in and near the Glencrest neighborhood of San Jose’s Almaden Valley

Glencrest Patio Homes for Sale

  1. 3 beds, 2 full baths
    Home size: 1,420 sq ft
    Lot size: 6,446 sqft
  2. 8 beds, 7 full, 1 half baths
    Home size: 6,299 sq ft
    Lot size: 20,386 sqft
  3. 3 beds, 2 full baths
    Home size: 1,670 sq ft
    Lot size: 8,450 sqft
  4. 3 beds, 2 full baths
    Home size: 1,155 sq ft
    Lot size: 4,007 sqft
  5. 4 beds, 2 full baths
    Home size: 2,094 sq ft
    Lot size: 8,276 sqft
  6. 5 beds, 3 full, 1 half baths
    Home size: 3,480 sq ft
    Lot size: 7,840 sqft
  7. 4 beds, 3 full baths
    Home size: 3,113 sq ft
    Lot size: 8,015 sqft
  8. 3 beds, 2 full baths
    Home size: 1,868 sq ft
    Lot size: 3.10 ac
  9. 4 beds, 3 full baths
    Home size: 3,260 sq ft
    Lot size: 8,712 sqft
  10. 4 beds, 2 full baths
    Home size: 1,797 sq ft
    Lot size: 7,100 sqft

See all Real estate in the Almaden Valley community.
(all data current as of 3/25/2017)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Art and Wine FestivalsArt and wine lovers, music enthusiasts, and foodies there’s a great season of festivals ahead in the Silicon Valley area!  Here’s a list of many of the nearby art, wine, food and street events which are sure to please!  Below please find there when, where and what for the 2015 season.   Enjoy the bountiful entertainment opportunities that await in Santa Clara County and close by. Remember, not all of these events are free entry, some are not family friendly, and parking can sometimes be tricky, so do your research and read up on the attached links before you visit!

May 16-17, Oxnard, California Strawberry Festival

May 24-25, San Ramon, the San Ramon Art & Wind Festival

May 29-31, San Jose, Japantown, 1st annual J-Town Film Fest

May 29-31, Foster City, 44th annual Arts & Wine Festival

June 5-6, San Jose, Downtown, the 8th annual SubZERO Festival

June 5-7, Menlo Park, 35th annual Nativity Carnival

June 6, Bonny Doon, 13th annual, Bonny Doon Art & Wine Festival (a benefit – must be 21 or older to attend, tickets online)

June 6-7, Sunnyvale, 41st annual Art & Wine Festival

June 17, Menlo Park, Summer Block Party

June 20, San Jose, Downtown, 34th annual Fountain Blues Festival

June 22, San Jose, Willow Glen, 18th annual Dancin’ on the Avenue

June 26-28, Oakland, 40th annual Montclair Fine Arts Sidewalk Festival

June 27, Oakland, Montclair Beer and Wine Celebration (an addition to the Montclair Fine Arts Sidewalk Festival)

Continue reading for more Silicon Valley and San Francisco Bay Area Art & Wine Festivals! Continue reading

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Mary Pope-Handy
Realtor
ABR, CIPS, CRS, SRES
Sereno Group Real Estate
214 Los Gatos-Saratoga Rd
Los Gatos, CA 95030
408 204-7673
Mary (at) PopeHandy.com
License# 01153805


Selling homes in
Silicon Valley:
Santa Clara County,
San Mateo County, and
Santa Cruz County.
:
Special focus on:
San Jose, Los Gatos,
Saratoga, Campbell,
Almaden Valley,
Cambrian Park.
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Santa Clara County Real Estate,
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2009: Sellsius list of top
12 women real estate bloggers


Mary Pope-Handy's Live in Los Gatos blog won the 2007 Project Blogger contest, sponsored by Inman News and Active Rain

2007: Mary Pope-Handy and Frances Flynn Thorsen win the Project Blogger Contest for Mary's Live in Los Gatos blog. The contest was sponsored by
Active Rain and Inman News.


Non blog award


Best real estate agent in Silicon Valley from the San Jose Mercury News poll of readers in 2011
"Best real estate agent
in Silicon Valley"

2011 readers' poll,
San Jose Mercury News

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